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Postcode sector · London

E10 5 area guide

Who lives in E10 5, what homes sell for, and how it compares on crime, schools and transport.

Council
Waltham Forest
Region
London
Population
20,019 (2024)
At a glance

What E10 5 is like

The E10 5 postcode sector in Waltham Forest covers 234 live postcodes and is home to about 20,019 people in 7,239 households. 33.8% of households own their home, 33.1% rent privately and 30.3% are in social housing. The largest age group is 30–34, and 58.1% of adults are in work. On deprivation, it sits near the middle of the scale for England. Higher-harm crime is broadly in line with the England and Wales average. Homes in E10 5 sold for a median of £459,080 over the year to August 2026.

Scores

How E10 5 compares

Headline figures for E10 5, set against England as a whole.

AffluenceMore
3.2/ 10

Around the middle. Scored from 1 (most deprived in England) to 10 (least deprived).

CrimeMore
6/ 10

Around the middle: 31.5 higher-harm crimes per 1,000 people a year vs 31.1 nationally.

House pricesMore
£459,080

Median over 115 sales in E10 5, −5.4% on the year before.

TransportMore
10.0/ 10

Excellent: 8 stations within a mile, 26 bus stops within 800m.

SchoolsMore
100%

Rated good or better across 5 inspected schools in E10 5.

Household incomeMore
£65,509

Average annual income before tax, higher than 77% of neighbourhoods in England and Wales.

What stands out

Worth knowing before you invest

Where E10 5 differs most from the national average.

  1. 01
    A big private rental marketPositive

    33.1% of households rent privately, against 20.5% across England. Tenant demand is established here.

  2. 02
    A young populationPositive

    27.2% of residents are aged 20 to 34 (the peak renting age), against 19.6% across England.

  3. 03
    A lot of social housingLook closer

    30.3% of homes are social housing, against 17.1% across England.

  4. 04
    Prices fallingLook closer

    The median sale price in E10 5 is down 5.4% on the year before.

  5. 05
    Well connectedPositive

    8 stations within a mile and 26 bus stops within a ten-minute walk.

Questions

E10 5 FAQs

01
Is E10 5 a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 3.2 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 31.5 per 1,000 people a year, band 6 of 10 nationally. 100% of the inspected schools nearby are rated good or better. Transport connectivity scores 10.0 out of 10 (excellent).
02
How much does a house cost in E10 5?

The median sale price over the last year was £459,080.

Homes in E10 5 sold for a median of £459,080 across 115 sales in the year to August 2026, −5.4% on the year before. Prices come from HM Land Registry’s record of every residential sale.
03
Is E10 5 safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 31.5 offences per 1,000 people a year around E10 5, broadly in line with the 31.1 average across England and Wales, band 6 of 10.
04
Who lives in E10 5?

Age, home ownership and housing from the census.

The largest age group is 30–34, at 11.6% of residents. 33.8% of households own their home. The most common property type is purpose-built flat (40.3%).
05
Which council covers E10 5?

The local authority for E10 5 is Waltham Forest.

E10 5 comes under Waltham Forest in London. Council tax, planning applications and bin collections are handled there.
06
How well connected is E10 5?

Connectivity scores 10.0 out of 10.

There are 26 bus stops within 800m and 8 stations and tram stops within a mile, scoring 10.0 out of 10 (excellent). The nearest station is Leyton Midland Road Station, 0.4 miles away.

Sources: Census 2021 (ONS); ONS mid-year population estimates; police recorded crime; the English, Welsh and Scottish indices of deprivation; ONS small area income estimates; ONS private rents; DfE, Welsh and Scottish school registers and Ofsted; DfT NaPTAN; ORR estimates of station usage; HM Land Registry Price Paid Data. Contains public sector information licensed under the Open Government Licence v3.0. Contains OS data © Crown copyright and database right.

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